September 19, 2016
January 23, 2017
November 15, 2017
The purpose of this Provision is to accommodate mid- and high-rise mixed-use (but predominately residential) development with active retail and residential street frontages that is pedestrian friendly and compatible in scale, function, built form and design with surrounding developments and open space and/or accessible public assembly space for passive and active use, all in accordance with Section 860 of the Zoning Bylaw, The Quarters Downtown Area Redevelopment Plan and The Quarters Downtown Urban Design Plan.
The Armature encompasses lands bounded to the west by the north-south laneway west of 96 Street, to the north by 103A Avenue NW, to the east by the north south laneway east of 96 Street NW and to the south by 101A Avenue NW and Jasper Avenue NW. Within the Armature there are three development areas as indicated in Appendix 1.
Area 1 includes lands bounded to the north by 102 Avenue NW, to the west by 96 Street NW, Jasper Avenue NW to the south and to the east by the north-south alley.
Area 2 includes lands bounded to the north by 102A Avenue NW, to the west by 96 Street NW, 102 Avenue NW to the south and to the east by the north-south alley.
Area 3 includes all Armature lands excluding Areas 1 and 2.
Bars and Neighbourhood Pubs
Breweries, Wineries and Distilleries
Business Support Services
Child Care Services
Community Recreation Services
Convenience Retail Stores
Custom Manufacturing Establishments
General Retail Stores
Household Repair Services
Indoor Participant Recreation Services
Limited Group Homes
Minor Alcohol Sales
Minor Amusement Establishment
Minor Home Based Business
Personal Service Shops
Professional, Financial and Office Support Services
Public Libraries and Cultural Events
aa. Residential Sales Centres
cc. Specialty Food Services
dd. Stacked Row Housing including Row Housing but excluding Semi-detached and Duplex Housing
ee. Urban Gardens
ff. Urban Outdoor Farms
gg. Veterinary Services
hh. Fascia On-premises Signs
gg. Projecting On-premises Signs
jj. Temporary On-premises Signs
The minimum building Height shall be not be less than 11.0m nor 3 Storeys.
The maximum building Height within Area 1 shall not exceed 52.0m, nor 12 Storeys, subject to Section 860 of the Zoning Bylaw.
The maximum Building Height within Area 2 shall not exceed 40.0m nor 9 Storeys subject to Section 860 of the Zoning Bylaw.
The maximum Building Height within Area 3 shall not exceed 23.0m, nor 6 Storeys, subject to Section 860 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0 subject to Section 860 of the Zoning Bylaw.
The Maximum Floor Area Ratio within Area 1 shall be 8.75 subject to Section 860 of the Zoning Bylaw.
The Maximum Floor Area Ratio within Area 2 shall be 6.5 subject to Section 860 of the Zoning Bylaw.
The Maximum Floor Area Ratio within Area 3 shall be 4.5 subject to Section 860 of the Zoning Bylaw.
Bars and Neighbourhood Pubs shall not exceed a capacity of 200 Occupants or 240m2 of Public Space.
Lodging Houses shall not isolate an adjacent Site within this Zone of less than 800 m2.
Equipment Rentals shall be fully enclosed within a building.
General Retail Stores shall not exceed a capacity of 750m2 of gross Floor Area.
Minor Amusement Establishments shall only be permitted as an accessory Use to a Restaurant.
Restaurants shall not exceed a capacity of 200 Occupants or 240m2 of Public Space.
Specialty Food Services shall not exceed a capacity of 150 Occupants or 75m2 of Public Space.
Stacked Row Housing and Row Housing shall not isolate another Site within this Zone of less than 800m2.
Temporary On-premises Signs shall be limited to project advertising and residential sale purposes only. Trailer mounted Signs and/or Signs with changeable copy shall not be permitted.
The first floor of any frontage, including the associated entranceway, shall have a maximum Grade separation of 1.2m from any Abutting public sidewalk.
Notwithstanding the Incentive System provided for in Section 860 of the Zoning Bylaw, prior to the issuance of a Development Permit for any base level development, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner requiring the Owner to provide the City at the time of Development Permit approval, the option to purchase 5% of the proposed number of residential units at 85% of the list price, or to provide the equivalent value as cash-in-lieu to the City, or as prescribed in any future City of Edmonton Affordable Housing Policy initiatives as prescribed by City Council. C582.
Within Area 1, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner requiring a cash-in-lieu contribution equivalent to 0.75% of the construction value of the entire facility.
Within Area 1 and 2, the applicant and/or owner shall provide proof satisfactory to the Development Officer in consultation with Alberta Environment, Albert Health, and the City of Edmonton Transportation Planning and Engineering that, if necessary, the land has been remediated to allow for the intended Uses, excepting the parkade excavation Building Permit. The Development Officer shall not physically release the Development Permit for the purposes of a Building Permit until this condition has been adequately satisfied through sign-off letters from the reviewing agencies.
Within Area 1, an update Transportation Impact Assessment shall be provided prior to the issuance of any Development Permit. The issuance of any Development Permit for the site is subject to there being sufficient capacity on the adjacent roadway network, as well as adequate access via the adjacent alley to accommodate the traffic associated with the development, and shall be to the satisfaction of the Development Officer and Transportation Planning and Engineering.
Within Area 3, Residential and Live Work Units shall occupy no less than 33.3% of the Floor Area in new building.
Parking shall be provided in accordance with Section 860 of the Zoning Bylaw.
Signage shall be provided in accordance with Section 860 of the Zoning Bylaw.
Site Planning shall be in accordance with the Quarters Downtown Urban Design Plan.
East of 96 Street NW, no building Setbacks are required.
West of 96 Street NW, no Setbacks are required except a minimum 1.0m Setback may be required for each Storey of building Height from the rear laneway property line.
No Stepbacks are required for buildings adjacent to Avenues.
For buildings adjacent to the east side of 96 Street NW within Area 3, a minimum 3.0m Stepback shall be provided at approximately 7.0 m OR 11.0 m building Height.
For buildings adjacent to the west side of 96 Street NW, two Stepbacks, a minimum 3.0m each shall be provided at approximately 7.0 m and 14.0 m of building Height.
For buildings adjacent to the laneway west side of 96 Street NW, a Stepback may be required at approximately 11.0m of building Height.
At the discretion of the Development Officer, Stepbacks may be required adjacent to Lot lines internal to a block having regard to the character of the surrounding built form, the objectives of the Quarters Downtown Urban Design Plan and Crime Prevention Through Environmental Design principles.
Building entrances shall be developed in accordance with Section 860 of the Zoning Bylaw.
Weather protection shall be provided in accordance with Section 860 of the Zoning Bylaw.
Architectural control shall be in accordance with Section 860 of the Zoning